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Wednesday, October 24, 2007

Mortgage Fraud - Double Owner Occupied Purchases

Another commonly used Mortgage Scam is the Double Owner Occupied Purchase. In this scam, a borrower buys two or more homes simultaneously, stating on the numerous applications that the home will be their primary residence. It is a crime to lie on a mortgage application. Borrower's engage in this activity to obtain better rates and terms on multiple transactions. This scheme is typically used to qualify for Non Owner, or investment purchases, as Non Owner transactions have stricter guidelines, typically require more money down and have higher interest rates than other transactions. Since the risk on a Non Owner property is higher than on an Owner Occupied residence, lenders pass the risk on to the borrowers in higher risk premiums, rates, and higher equity requirements. The other reason this is used is to qualify for loans that the borrower would otherwise not be able to. The advantage to this scheme is the fact that lenders on each transaction will not be aware of the future debt payments the borrower will incur with the new loans. In this way borrowers can skirt the issue of affordability standards and can show lower debt ratios than they will really have. I have heard of borrowers buying3 and 4 properties at once, in some cases 3 and 4 unit properties, all being represented as Owner Occupied residences.

In the current climate this scheme is extremely difficult to pull off for several reasons. Credit searches and increasingly detailed, and multiple mortgage inquiries on a credit report represent a red flag to lenders. Additionally, loan servicing has increasingly become consolidated, where only a few companies service loans, so the likelihood the same servicer will have both loans on their books is extremely high. For example the loans may be funded through different banks, but within months may be sold to the same servicing company, in which case the scheme will be uncovered and the borrower will be in deep trouble. In my experience as a lender I have actually seen this happen. The servicer caught the issue within 30 days of close, and actually rejected both loans. The lenders then pursued the borrower with legal action and the borrower was forced to unwind the transaction at their own expense.

This scam can be carried out in two ways. One route is through a single broker who places each loan at different lenders, thinking they are safe from discovery. The other manner it occurs is when a borrower uses multiple brokers, one for each transaction, to hide their intentions. I have seen it both ways. In either case the responsible parties are subject to prosecution and financial burden. The broker is actually putting their license on the line as well, as they can be disciplined and could lose their ability to continue doing business.

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